HomeMy WebLinkAboutcoa.lu.rz.Aspen Country Inn.1997
MEMORANDUM
FROM:
Aspen Planning and Zoning Commission
;;?'7
Stan Clauson, Community Development Directo~
'oHe Ann WO"'''. D"Po" D'r\'~'
Christopher Bendon, Planner ~\11)
Aspen Country Inn Affordable Housing
PUD Conceptual and Final Review (public hearing)
Subdivision Review (public hearing)
Amendment to the Official Zone District Map (public hearing)
Special Review
TO:
THRU:
RE:
DATE:
April 24, 1997
SUMMARY:
The applicant is requesting an amendment to the official zone district map, a
combined conceptual and final approval for a planned unit development,
subdivision approval, and special review approval to establish the number of
parking spaces required.
City Council will also consider the request for rezoning, planned unit
development approval, and subdivision approval, along with the request for an
exemption from the growth management competition and scoring procedures for
affordable housing, and an approval of the method in which affordable housing is
being provided.
Staff recommends approval of the amendment of the official zone district
map, conceptual and final planned unit development, subdivision, and
special review, with conditions.
ApPLICANT:
City of Aspen. Represented by Dave Tolen, AspenlPitkin County Housing
Authority.
LOCATION:
Aspen Country Inn, 38996 Hwy. 82 (just west of the Pomegranite
Condominiums)
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ZONING:
Park-Planned Unit Development (P-PUD). The applicant is proposing a zone
change from P-PUD to AHI-PUD, which will also be considered by the City
Council.
LOT SIZE:
3.9 acres = 169,884 square feet
LOT AREA (FOR PURPOSES OF FAR CALCULATIONS):
169,884 square feet
FAR:
External floor area: for lots between three (3) and six (6) acres, the allowable
external FAR is .36: 1. 85% of this may be developed by right. Up to 100% of
this allowable FAR may be permitted by special review.
The allowable external square footage for this site is 3.9 x 43,560 x .36 = 61,158
square feet. 85% of this is 51,984.5 square feet. The applicant is proposing
20,025 external square feet, well within the external FAR requirements.
Minimum lot size: For multi-family dwellings on a lot subdivided from a parcel
of more than 27,000 square feet the following square foot requirements apply:
Studio: 1,000
One bedroom: 1,250
Two bedroom: 2,100
Three bedroom: 3,630
The proposed development includes four (4) studio units, thirty three (33) one
bedroom units, and three (3) two bedroom units. Using the standards above, this
mix of units requires a minimum lot size of 51,550 square feet. The applicant is
well within these requirements.
CURRENT LAND USE:
Temporary housing for construction workers associated with the construction at
the Maroon Creek Club. The building was formerly a lodge, but was scheduled to
be demolished as part of the Maroon Creek PUD agreement.
PROPOSED LAND USE:
Residential. Forty (40) Category.l and 2 affordable housing units.
PREVIOUS ACTION:
The Planning and Zoning Commission held a work session on this proposal April
I, 1997, to discuss attributes of the site design. The public hearing was opened
April 15, 1997, and continued to April 29, 1997. The applicant has responded to
the concerns raised in the work session.
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REVIEW PROCEDURE:
Amendment to Official Zone District map:
A development application for an amendment to the text of this title or the official
zone district map shall be reviewed and recommended for approval, approval with
conditions, or disapproval by the planning director and then by the Commission at
a public hearing, and then approved, approved with conditions, or disapproved by
the City Council at a public hearing, in accordance with the procedure established
in Common Procedures, Chapter 26.52.
Planned Unit Development:
This procedure requires review and approval of a conceptual development plan
and final development plan by the Commission and the City Council, with public
hearings occurring at the time of conceptual plan review by the City Council and
final development plan review by the Commission.
Subdivision:
This procedure requires review and approval of a development application for plat
by the Commission at a public hearing and by the City Council at a hearing.
Special Review - Off-Street parking Requirements:
The Commission shall approve, approve with conditions, or disapprove a
development application for special review after recommendation from the
Planning Director.
BACKGROUND:
The Aspen Country Inn was originally scheduled to be demolished as part of the
Maroon Creek PUD. During construction of the Maroon Creek Club, the entire
property was annexed into the City and rezoned to Park (P), earmarked for open
space purposes. During the annexation process, the City entered into an
agreement with the owner to purchase the Aspen Country Inn and re-develop it as
affordable housing to be operated by the Housing Authority.
The original proposal has been amended. There are now 40 units being proposed
for rental to qualified employees in Categories 1 and 2. Priority to qualified
seniors will be given for between 24 and 40 of these units.
The Growth Management Commission, on April 8, 1997, reviewed and
considered this proposal and made a recommendation to the Aspen City Council
to approve the method in which the affordable housing units are being proposed.
FINANCIAL IMPLICATIONS:
The City currently has a contract to purchase this parcel, contingent upon land use
approval and a thirty (30) day grace period following the land use decision.
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STAFF COMMENTS: AMENDMENT TO THE OFFICIAL ZONE DISTRICT MAP
In reviewing an amendment to the text of this title or an amendment to the official
zone district map, the City Council and the Commission shall consider:
A. Whether the proposed amendment is in conflict with any applicable
portions of this title.
Staff Finding:
The current use of this site, lodge/construction worker housing, is a non-
conforming use within the Park (P) zone district. The proposed amendment will
remedy this non-conformity by applying a more appropriate zone district to the
parcel, considering the proposed residential use, without presenting a conflict with
any other portion of this title, or with adjacent land uses.
B. Whether the proposed amendment is consistent with all elements of the
Aspen Area Comprehensive Plan.
Staff Finding.
The proposed amendment is consistent with the AACP. One of the largest
community concerns expressed in the Comprehensive Plan is the need to preserve
"Aspen, the Community" through the housing of60% of the work force up valley.
The character of Aspen is being eroded as the "critical mass" of permanent
residents move away so they can afford adequate housing. Important to this
character is not only the maintenance of an up valley work force but of the prior
and future work forces. This promotes the perception that Aspen is a real town
with real people. This project will provide Category 1 & 2 housing, the most
needed price range, to the affordable housing inventory. As a project that provides
housing for area citizens who contribute to "Aspen, the Community," this project
furthers goals in the AACP of revitalizing, or at least maintaining, the permanent
population and encouraging a balanced permanent community.
C. Whether the proposed amendment is compatible with surrounding zone
districts and land uses, considering existing land use and neighborhood
characteristics.
Staff Finding:
The proposed zone district, AHI-PUD, is compatible with the surrounding zone
districts and land uses. The existing building was originally a lodge and will be
remodeled to accommodate the new residential units. The residential use will be
located adjacent to another residential complex, The Pomegranite Condominiums,
and the Maroon Creek Golf Course. The owners of the Pomegranite
Condominiums have been involved in the design, housing policy, and application
processes.
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D. The effect of the proposed amendment on traffic generation and road
safety.
Staff Finding:
The proposed amendment will not in itself create traffic or road safety problems.
Traffic generation and road safety are, however, being addressed in this review.
A combined entrance with the Pomegranite Condominiums, as well as a new
acceleration lane and a deceleration lane will address some of the area's traffic
problems. A RFTA bus stop is located adjacent to the site and is expected to meet
some of the residents' travel demands.
E. Whether and the extent to which the proposed amendment would result
in demands on public facilities, and whether and the extent to which the
proposed amendment would exceed the capacity ofsuchfacililies,
including, but not limited to, transportation facilities. sewage facilities.
water supply, parks, drainage. schools. and emergency medical
facilities.
Staff Finding:
The proposed zone change will not in itself create any additional demand upon the
City's public facilities. The present building is currently served by water and
sewer. The Water Department will need to do extensive improvements on and off
site to adequately serve the building. The applicant is expected to mitigate the
impacts of any additional utilities and city services, including school land
dedication. This mitigation is addressed in "Staff Comments: Subdivision. "
F. Whether and the extent to which the proposed amendment would result
in significant adverse impacts on the natural environment.
Staff Finding:
The site is somewhat constrained by environmental concerns. There are wetlands
on the western portion of the property. The proposed development, however, is
mostly remodeling, with some reconstruction, and will not affect these wetland
areas. The paving of the parking lot will decrease the PM 10 associated with the
parcel.
G. Whether the proposed amendment is consistent and compatible with the
community character in the City of Aspen.
Staff Findin\::
The community character of Aspen is largely dependent upon the people who
actually live in the community. The AHl-PUD zone district allows people, with a
broader range of jobs and incomes, to live in Aspen and contribute to the
character of the community.
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H. Whether there have been changed conditions affecting the subject parcel
or the surrounding neighborhood which support the proposed
amendment.
Staff Finding:
The parcel was originally scheduled to become open space. The City, however, is
actively pursuing affordable housing for the most needy group of individuals,
Categories 1 & 2, by entering into a contract to purchase this property to meet this
community goal. The surrounding neighborhood is supportive ofthe project, with
conditions expressed to the City Council and the Housing Authority.
L Whether the proposed amendment would be in conflict with the public
interest, and is in harmony with the purpose and intent of this title.
Staff Findin\::
This proposed amendment would further the public interest and would not be in
conflict with the purpose and intent of this title.
STAFF COMMENTS: PLANNED UNIT DEVELOPMENT
The Community Development Director has determined that consolidating the
conceptual and final review processes for this project is appropriate. An
application which is determined to be eligible for consolidation shall be processed
pursuant to the terms and procedures of final development plan review. The
Commission may determine during review that the application should be subject
to both conceptual and final plan review, in which case consolidated review shall
not occur.
Contents of the final planned unit development application shall include the
following:
1. The general application information required in Common
Procedures, Section 26.52.030.
Staff Finding:
The applicant has submitted this general information.
2. A detailed plan of the proposed development which includes but is
not limited to proposed land uses, densities, natural features,
internal traffic circulation plans, and off-street parking and open
space areas. The site plan shall be of sufficient detail to enable
evaluation of the design features and natural features of the
proposed development. It shall show the location and floor area of
all existing and proposed buildings and other improvements
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including their height, dwelling units, and all non-residential
facilities.
Staff Finding:
The applicant has submitted this information.
3. A statement specifying how the development complies with the
dimensional and off-street parking requirements of the underlying
zone district on the parcel proposed for development, and a
specific listing of any variations requested from these
requirements.
Staff Finding:
The number of parking spaces required in the AHl-PUD zone district is
established through special review. Please refer to "Staff Comments: Special
Review. "
4. A statement specifying the public facilities that will be needed to
accommodate the proposed development, and what specific
assurances will be made to ensure the public facilities will be
available to accommodate the proposed development.
Staff Finding:
The applicant has not provided this statement. The proposed development is
using an existing structure already serviced. The Water Department and Aspen
Consolidated Sanitation District, however, will need to do extensive
improvements to adequately service the building. The Commission should, as a
condition of approval, require the applicant to enter into an contract with the City,
and any appropriate utility agencies, for all utility improvements necessary for
adequate service before issuance of a building permit.
5. A statement outlining a development schedule specifying the date
construction is proposed to be initiated and completed, and any
proposed public facilities the developer is proposing to construct,
and the phasing and construction of the proposed public facilities.
Staff Finding:
The applicant has not provided this statement. It is Staffs understanding that,
assuming land use approvals are granted, construction will begin soon after the
thirty day grace period and would not last more than one construction season.
The Commission should require the applicant to represent any modifications to
this understanding during the public hearing.
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6. A statement of the reasonable conformance of the final
development plan with the approval granted to the conceptual
development plan.
Staff Finding:
This application requirement does not apply because the applicant is combining
the conceptual and final processes.
7. An architectural sketch indicating floor plans and all exterior
elevations of any buildings or other structures proposed for
development.
Staff Finding:
The most recent architectural plans have been resubmitted. Most of the building's
exterior will remain the same. Part of the building separating the two larger
masses will be removed to provide two separate buildings with an entry courtyard
between. The applicant will also need Staff approval of the Residential Design
Standards review before issuance of a building permit. A complete set of plans
and elevations will be required for this review.
8. A landscape plan indicating the treatment of exterior spaces in the
proposed development. The landscape plan should show:
a. The extent and location of all plant materials and other
landscape features.
b. Flower and shrub bed definition.
c. Proposed plant material at mature sizes and in appropriate
relation to scale.
d. Species and size of existing plant material.
e. Proposed treatment of all ground surfaces (e.g., paving,
turf, and gravel).
f. A plant material schedule with common and botanical
names, sizes, quantities, and method of transplant.
Staff Findin\::
A landscape plan meeting the above standards has been submitted but it lacks the
required plant schedule. They will need to submit the plant schedule for review.
9. A topographic map prepared by a registered land surveyor,
registered landscape architect or registered engineer identifying the
areas on the parcel proposed for development where slopes are:
a. Between zero (0) and twenty (20) percent.
b. Between twenty-one (21) and thirty (30) percent.
c. Between thirty-one (31) and forty (40) percent.
d. In excess offorty (40) percent.
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Staff Finding:
The submitted site plan includes topographic information. There are some areas
of steep slopes identified along the southern sides of the parcel, which will not be
developed.
10. An open space plan, and if applicable, a legal instrument or
instruments setting forth a plan providing for the permanent care
and maintenance of open spaces, recreational areas and
communally-owned facilities and private streets. If the common
open space is proposed to be deeded to a homeowners association,
the proposed documents governing the association shall also be
submitted. Such documents shall meet the following
requirements: (a) The homeowners association must be
established before any residences are sold. (b) Membership in the
association must be mandatory for each residence owner. (c) Open
space restrictions must be permanent and not for a period of years.
(d) The homeowners' association must be made responsible for
liability insurance, taxes, and maintenance of recreational and other
facilities. (e) The association must have the power to levy
assessments which can become a lien on individual premise for the
purpose of paying the cost of operating and maintaining common
facilities. (f) The governing board of any such association shall
consist of at least five (5) members who shall be owners of
property in the Planned Unit Development (PUD).
Staff Finding:
There has not been a plan submitted for the continual maintenance of the common
areas and open space. It is also unclear whether the common open space areas are
to be deeded to a homeowners association. The Commission should, as a
condition of approval, require the applicant to provide a plan for the continual
care and maintenance of open spaces, recreational areas and comm'lrnally-owned
facilities and private streets in compliance with this Section.
11. A plat which depicts the applicable information required by
Section 26.88.040(D)(l)(a)(3) and (D)(2)(a).
Staff Finding:
A plat has not been submitted. The Commission should, as a condition of
approval, require the applicant to record all appropriate documents prior to
issuance of a building permit.
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A development application for a PUD must comply with the following standards
and requirements:
1. General Requirements:
A. The proposed development shall be consistent with the Aspen Area
Community Plan.
Staff Findin\::
The proposed development is consistent with the AACP. Please refer to "Staff
Comments: Amendment to the Official Zone District Map (B), " page 4.
B. The proposed development shall be consistent with the character of the
existing land uses in the surrounding area.
Staff Finding:
The proposed amendment is compatible with the surrounding zone districts and
land uses. Please refer to "Staff Comments: Amendment to the Official Zone
District Map (C), " page 4.
C. The proposed development shall not adversely affect the future
development of the surrounding area.
Staff Finding:
The surrounding parcels are zoned as (P) Park. The proposed development will
not adversely affect the future development of these parcels.
D. Final approval shall only be granted to the development to the extent to
which GMQS allotments are obtained by the applicant.
Staff Finding:
Affordable housing projects are eligible for an exemption from the competition
and scoring procedures of the growth management quota system by the City
Council after review and consideration by the Growth Management Commission.
Allotments for these projects are deducted from the annual pool. The Growth
Management Commission, on April 8, 1997, considered and reviewed this
application and then recommended to the City Council an exemption from
competition and scoring procedure for forty (40) units and recommended approval
of the method in which these units are to be provided.
2. Density:
A. The maximum density shall be no greater than that permitted in the
underlying zone disirict. Furthermore, densities may be reduced if:
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1. There is not sufficient water pressure and other utilities to Serve
the proposed development;
2. There are not adequate roads to ensure fire protection, snow
removal and road maintenance to the proposed development;
3. The land is not suitable for the proposed development because
of slope, ground instability, and the possibility of mud flow.
roclifalls and avalanche dangers;
4. The effects of the proposed development are detrimental to the
natural watershed, due to runoff, drainage, soil erosion and
consequent water pollution;
5. The proposed development will have deleterious effect on air
quality in the surrounding area and the city; or
6. The design and location of any proposed structure. road,
driveway, or trail in the proposed development is not compatible
with the terrain or causes harmful disturbance to critical
natural features of the site.
Staff Finding:
This proposal is not in conflict with any of the above standards 1-6. The proposed
density is well within the parameters of the AHI-PUD zone district.
B. Reduction in density for slope consideration.
1. In order to reduce wildfire, mudslide, and avalanche hazards;
enhance soil stability; and guarantee adequate fire protection
access, the density of a PUD shall also be reduced in areas with
slopes in excess of twenty (20) percent in the following manor:
a. For lands between zero (0) and twenty (20) percent
slope. the maximum density allowed shall be that
permitted in the underlying zone district.
b. For lands between twenty-one (21) and thirty (30)
percent slope. the maximum density allowed shall be
reduced to fifty (50) percent of that permitted in the
underlying zone district.
c. For lands between thirty-one (31) andforty (40) percent
slope, the density shall be reduced to twenty-five (25)
percent of that allowed in the underlying zone district.
d. For lands in excess offorty (40) percent slope, no
density credit shall be allowed.
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2. Maximum density for the entire parcel on which the
development is proposed shall be calculated by each slope
classification. and then by dividing the square footage necessary
in the underlying zone district per dwelling unit.
3. For parcels resting in more than one (1) zone district. the
density reduction calculation shall be performed separately on
the lands within each zone district.
4. Density shall be further reduced as specified in Chapter 26.04,
Definition of Lot Area.
Staff Finding:
There are no natural grades on this site that limit the allowable density. There are
some steep areas along the southern boundary of the site that were created as part
of the golf course. The proposed density on the site is well within the allowable
density in the AHI-PUD zone district. There are no further site conditions that
would reduce this density.
3. Land Uses. The land uses permitted shall be those of the underlying zone
district. Detached residential units may be authorized to be clustered in a
zero lot line or row house configuration, but multi-family dwelling units
shall only be allowed when permitted in the underlying zone district.
Staff Findin!/,:
Assuming approval of the amendment to the official zone district map, the
proposed land use will be permitted on this parcel.
4. Dimensional Requirements. The dimensional requirements shall be those
of the underlying zone district, provided that variations may be permitted
in the following:
a. Minimum distance between buildings;
b. Maximum height (including viewplanes);
c. Minimumfrontyard
d. Minimum rear yard
e. Minimum side yard.
f Minimum lot width;
g. Minimum lot area;
h. Trash access area;
i. Internal floor area ratio; and
j. Minimum percent open space.
If a variation is permitted in minimum lot area. the area of any lot may
be greater or less than the minimum requirement of the underlying zone
district. provided that the total area of all lots. when averaged, at least
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equals the permitted minimum for the zone district. Any variation
permitted shall be clearly indicated on the final plat development plan.
StaffFinding:
Dimensional requirements in the AHI-PUD zone district are established via the
PUD process and have not been previously established. The applicant is
proposing these requirements be established as follows:
a. Minimum distauce between buildings No requirement
b. Maximum height(including viewplanes) 30' to the peak of the
lobby area(l9 ' to the mid-point) and 22 . to the ridge of the residential
wing.
c. Minimum front yard 100 .
d. Minimum rear yard 15'
e. Minimum side yard 25'
f. Minimum lot width As shown on site plan
g. Minimum lot area As shown on site plan
h. Trash access area No requirement
i. Internal floor area ratio No requirement
j. Minimum percent opeu space As shown on site plan
The applicant is in compliance with all dimensional requirements that are not at
the Commission's discretion. Staff is recommending the following amendments
to the applicant's proposal:
f. Minimum lot width
g. Minimum lot area
h. Trash access area
j. Minimum percent open space
As represented on final plat
169,884 square feet
10' wide minimum
25%
The Commission should, as a condition of approval, establish the dimensional
requirements for this parcel as described above, with the recommended
amendments.
5. Off-street parking. The number of off-street parking spaces may be varied
from that required in the underlying zone district based on the following
considerations:
a. The probable number of cars used by those using the proposed
development.
b. The parking need of any nonresidential units.
c. The varying time periods of use. whenever Joint use of common
parking is proposed.
d. The availability of public transit and other transportation
facilities, including those for pedestrian access and/or the
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commitment to utilize automobile disincentive techniques in the
proposed development.
e. The proximity of the proposed development to the commercial
core or public recreational facilities in the city.
Whenever the number of off-street parking spaces is reduced, the City
shall obtain assurance that the nature of the occupancy will not change.
Staff Finding:
Forty-three (43) parking spaces have been represented on the final development
plan. The AH l-PUD zone district requires that the number of parking spaces be
established by special review. Please refer to Staff Comments: Special Review for
Parking. Staff believes 43 spaces will be adequate. The applicant is not asking
the Commission to vary the parking standards of the underlying zone district.
6. Open Space. The Open Space requirement shall be that of the underlying
zone district. However, a variation in minimum open space may be
permitted if such variation would not be detrimental to the character of the
proposed PUD, and if the proposed development shall include open space
for the mutual benefit of all development in the proposed PUD through a
common park or recreation area. An area may be approved as a common
park or recreation area if it:
a. Is to be used and is suitable for scenic, landscaping. or
recreation purposes: and
b. Is land which is accessible and available to all dwelling units or
lots for whom the common area is intended.
A proportionate, undivided interest in all common park and recreation
areas shall be deeded in perpetuity to each lot or dwelling unit owner
within the planned unit development (PUD), together with a deed
restriction against future residential, commercial, or industrial
development.
Any plan for open space shall also be accompanied by a legal instrument
which ensures the permanent care and maintenance of open spaces,
recreation areas, and communally-owned facilities.
Staff Finding:
There are no specific requirements for Open Space in the AHI-PUD zone district,
as this requirement is established via the PUD process (see #4, above). The
Commission should, as a condition of approval, require that all common areas,
including open space, be maintained through a legal instrument of common
interest. Evidence of this maintenance through a common interest should be
required before issuance of a certificate of occupancy.
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7. Landscape Plan. There shall be approved as part of the final development
plan a landscape plan, which exhibits a well designated treatment of
exterior spaces. It shall provide an ample quantity and variety of
ornamental plant species that are regarded as suitable for the Aspen area
climate.
Staff Findin!/,'
The applicant has submitted this required landscape plan. Exterior landscape
treatments, as represented, are appropriate for the site. The Commission should,
as a condition of approval, require the applicant to landscape with trees the
parking buffers and to landscape the center of the traffic circle. The applicant
should take into consideration the replacement of the existing sewer line, and
landscape these areas with soft landscape treatments only.
8. Architectural Site Plan. There shall be approved as part of the final
development plan an architectural site plan, which ensures architectural
consistency with the proposed development, architectural character,
building design, and the preservation of the visual character of the City. It
is not the purpose of this review that control of architectural character be
so rigidly enforced that individual initiative is stifled in the design of a
particular building, or substantial additional expense is required.
Architectural character is based upon the suitability of a building for its
purposes, upon appropriate use of materials, and upon the principles of
harmony and proportion of the buildings with each other and surrounding
land uses. Building design should minimize disturbances to the natural
terrain and maximize the preservation of existing vegetation, as well as
enhance drainage and reduce soil erosion.
Staff Finding:
The applicant has submitted this required Architectural site plan. Because the
proposed development is utilizing an existing building, there will be very little
disturbance to the natural terrain and existing vegetation.
9. Lighting. All lighting shall be arranged so as to prevent direct glare or
hazardous interference of any kind to adjoining streets or lands.
StaffFindini:'
The applicant has not presented a lighting plan. The Commission should, as a
condition ofapproval, require the applicant to arrange all lighting of the subj ect
parcel in such a way as to prevent direct glare or hazardous interference with
adjoining streets or lands.
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10. Clustering. Clustering of dwelling units is encouraged.
Staff Finding:
The existing building is clustered and no new structures are proposed.
11. Public facilities. The proposed development shall be designed so that
adequate public facilities will be available to accommodate the proposed
development at the time development is constructed, and that there will be
no net public cost for the provision of these public facilities. Further,
buildings shall not be arranged such that any structure is inaccessible to
emergency vehicles.
Staff Finding:
The existing water service line needs extensive improvements both on and off site
and the sewer service line must be replaced. These improvements will require
some public funds (see Water Department correspondence). The Commission
should, as a condition of approval, require the applicant to enter into a contract
with the City, and any other appropriate service provider, for the improvements
necessary before issuance of a building permit. Any contract with the City must
be approved by the City Attorney and the City Council.
12. Traffic and pedestrian circulation.
a. Every dwelling unit. or other land use permitted in the planned unit
development (PUD) shall have access to a public street either directly or
through an approved private road. a pedestrian way. or other area
dedicated to public or private use.
b. Principal vehicular access points shall be designed to permit smooth
traffic flow with controlled turning movements and minimum hazards to
vehicular or pedestrian traffic. Minor streets within the Planned Unit
Development (PUD) shall not be connected to streets outside the
development so as to encourage their use by through traffic.
c. The proposed development shall be designed so that it will not create
traffic congestion on the arterial and collector roads surrounding the
proposed development. or such surrounding collector and arterial roads
shall be improved so that they will not be adversely affected.
d. Every residential building shall not be farther than sixty (60) feet from
an access roadway or drive providing access to a public street.
e. All nonresidential land use within the planned unit development (PUD)
shall have direct access to a collector or arterial street without creating
traffic hazards or congestion on any street.
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f Streets in the planned unit development (PUD) may be dedicated to
public use or retained under private ownership. Said streets and
associated improvements shall comply with all pertinent city regulations
and ordinances.
Staff Finding:
The applicant is in compliance with a, c, d, e, & f. The vehicular access point has
been redesigned to better accommodate the smooth flow of traffic on Highway 82
through the provision of an acceleration lane and a deceleration lane. Access to
the Pomegranite Condominiums has been accommodated on site to help preserve
the highway's traffic flow. The access drive has been redesigned to accommodate
auto stacking and decision time. The Commission should, as a condition of
approval, require the owner to designate the interior access ways, especially the
access to the Pomegranite Condominiums, as no parking areas. This designation
should be done in an aesthetically sensitive way.
The applicant has proposed a turning circle near the entrance to the building
between the two parking areas. This turning circle creates two problematic traffic
movements: turning into the eastern parking lot, and exiting the western parking
lot. This element could be redesigned in two ways: (1) by increasing the diameter
of the center landscape element and narrowing the driveway, while providing a
wider drop-off area, to emphasize the one-way traffic movement around the
circle; or (2) by moving the center element slightly closer to the building,
providing bump-outs at the parking lot entrances, and paving the drop-off area in
a different material to emphasize the pedestrian. Either of these proposed
measures would need approval from the Fire Marshall. The Commissionshould,
as a condition of approval, require the applicant to mitigate these problematic
traffic movements, with approval from the Fire Marshall, before issuance of a
building permit.
STAFF COMMENTS: SUBDIVISION
A development application for subdivision review shall comply with the
following standards and requirements:
1. General Requirements.
a. The proposed subdivision shall be consistent with the Aspen Area
Comprehensive Plan.
Staff Finding:
The proposed subdivision is consistent with the AACP. Please refer to "Staff
Comments: Amendment to the Official Zone District Map (B), " page 4.
17
h. The proposed subdivision shall be consistent with the character of
existing land uses in the area.
Staff Finding:
The proposed amendment is compatible with the surrounding zone districts and
land uses. Please refer to "Staff Comments: Amendment to the Official Zone
District Map (C), " page 4.
c. The proposed subdivision shall not adversely affect the future
development of surrounding areas.
Staff Finding:
This subdivision will not adversely affect future development of surrounding
parcels.
d. The proposed subdivision shall be in compliance with all applicable
requirements of this title.
Staff Finding:
Assuming approval of the conceptual and final planned unit development, special
review, rezoning, and the appropriate GMQS allotments, the proposed subdivision
will be in compliance with all applicable requirements of this title.
2. Suitability ofland for subdivision.
a. Land suitability. The proposed subdivision shall not be located on land
unsuitable for development because of flooding, drainage. rock or soil
creep, mudflow. rockslide. avalanche or snowslide, steep topography. or
any other natural hazard or other condition that will be harmful to the
health. safety, or welfare of the residents in the proposed subdivision.
h. Spatial pattern efficient. The proposed subdivision shall not be designed
to create spatial patterns that cause inefficiencies. duplication or
premature extension of public facilities and unnecessary public costs.
StaffFindin!/,:
These criteria apply to the development of raw land. Development on this parcel
will be contained within the existing building envelope and will not present any
condition harmful to the health, safety, or general welfare of the residents.
3. Improvements.
a. Required improvements. The following shall be provided for the
proposed subdivision.
1. Permanent survey monuments, range points. and lot pins.
18
2. Paved streets, not exceeding the requirements for paving and
improvements of a collector street.
3. Curbs. gutters, and sidewalks.
4. Paved alleys.
5. Traffic-control signs. signals. or devices.
6. Street lights.
7. Street name signs.
8. Street trees or landscaping.
9. Water lines and fire hydrants.
10. Sanitary sewer lines.
11. Storm drainage improvements and storm sewers.
12. Bridges and culverts.
13. Electrical lines.
14. Telephone lines.
15. Natural gas lines.
16. Cable television lines.
Staff Findin!/,:
The Commission should, as a condition of approval, require the applicant to
provide the necessary site improvements before issuance of a certificate of
occupancy. Applicant shall sign a curb, gutter, and sidewalk improvements
agreement with the City. All survey point shall be described on the final plat.
b. Approved plans. Construction shall not commence until on any of the
improvements required by this Section 26.88. 040(C)(3)(a) until a plan,
profile, and specifications have been received and approved by the City
Engineer and, when appropriate, the relevant utility company.
Staff Findini::
The Commission should, as a condition of approval, require the applicant to
receive approval from the City Engineer and, when appropriate, the relevant
utility company, before construction of any of the improvements described in a.,
above.
c. Oversize Utilities. In the event oversized utilities are required as a part
of the improvements, arrangements for reimbursement shall be made
whereby the subdivider shall be allowed to recover the cost of the
utilities that have been provided beyond the needs of the subdivision.
Staff Finding:
Oversize utilities are not required.
4. Design Standards. The design standards set forth in Section 26.88.040
shall be required for all subdivisions.
a. Street and related improvements.
b. Easements.
c. Lots and blocks.
19
d. Survey Monuments.
e. Utilities.
f Storm Drainage
g. Flood hazard areas.
h. The design and location of any proposed structure, building envelope.
road. driveway. trail, or other similar development is compatible with
significant natural or scenic features of the site
i. Variations of design standards.
Staff Finding:
a. The proposal is utilizing an existing building and much of the existing paving.
Any additional or re-aligned streets must meet these design standards. The
Commission should, as a condition of approval, require the applicant to meet the
design standards set forth in Section 26.88.040, as applicable.
b. A proposed plat has not been submitted. The Commission should, as a
condition of approval, require the applicant to submit a draft plat to the City
Engineering Department for evaluation with all applicable requirements of this
Section of the Code, make the appropriate corrections, and record a final plat
before issuance of a building permit.
c. The applicant is not in compliance with criterion # c.5. The Commission
should, as a condition of approval, require the applicant to obtain the appropriate
approval from the Colorado Department of Transportation before issuance of a
building permit.
d. The Commission should, as a condition of approval, require the applicant to
monument the property boundaries pursuant to this Section of the Code, and
describe all monuments on the final plat.
e. As already stated in this memo, the proposed development will be using an
existing building but utility improvements will be necessary. The Commission
should, as a condition of approval, require any additional utilities, or replaced
utilities, to meet the design standards of this Section of the Code. All utilities and
easements shall be delineated and described on the final plat.
f. The applicant is proposing development within the footprint of an existing
building. Criterion # f.2, however, addresses the runoff from the site during a one
hundred year event from the undeveloped land. The Commission should, as a
condition of approval, require the applicant to provide a drainage plan compliant
with the "Urban Runoff Management Plan" prior to issuance of a building permit.
Any detention basins, or other such drainage mitigation measures, shall be
constructed prior to issuance of a certificate of occupancy.
g. The subject parcel is not within a special flood hazard area.
20
h. The proposed building modifications and site improvements are compatible
with the surrounding natural features of the site.
i. The applicant is not seeking a variance.
5. Affordable housing. A subdivision which is comprised ofreplacement
dwelling units shall be required to provide affordable housing in
compliance with the requirements of Chapter 26.48, Replacement Housing
Program. A subdivision which is comprised of new dwelling units shall
be required te provide affordable housing in compliance with the
requirements of Chapter 26.100, Growth Management Quota System.
Staff Findin~'
The proposal is 100% affordable housing. The Growth Management Commission
made a recommendation to the City Council compliant with Section 26.100 of the
Code.
6. School land dedication standards.
h. Applicability. School land dedications standards shall be assessed upon
all new subdivisions within the City of Aspen which contain residential
units.
c. Dedication Schedule.
1. Land Dedication. School land dedications shall be assessed
according to the following schedule:
Unit Type Land Dedication Standard
Dormitory .0000 acres (0 sq. ft.)
Studio/One bedroom .0012 acres (52 sq. ft.)
Two bedroom .0095 acres (416 sq.ft.)
Three bedroom .0162 acres (707 sq.ft.)
Four bedroom .0248 acres (1081 sq.ft.)
Five bedroom .0284 acres (1236 sq.ft.)
StaffFindin~:
The proposal includes thirty seven (37) studi%ne bedroom units and three (3)
two bedroom units. According to this schedule, the applicant's school land
dedication shall be as follows: (37 x .0012) + (3 x .0095) = .0729 acres (3,175.5
sq. ft.)
2. Cash-in-lieu payment. An applicant may make a cash payment
in-lieu of dedicating land to the City, or make a cash payment in
combination with a land dedication, to comply with the
standards of this section. Because of the cost of subdivided land
in the City of Aspen. the School District and Aspen have decided
21
to require payment of a cash-in-lieu amount which is less than
the full market value of the land area. The formula to determine
the amount of cash-in-lieu payment for each residential dwelling
unit is as follows:
Market value of land x applicable land dedication standard x
0.33 = cash payment.
Payment of cash-in-lieu of a land dedication shall be made to
the City prior to and on a proportional basis to the issuance of
any building permits for the residential dwellings.
Staff Finding:
The proposal includes thirty seven (37) studi%ne bedroom units and three (3)
two bedroom units. The land value (as dedicated open space) has been estimated
at $100,000. According to this schedule, the applicant's school land dedication
cash-in-lieu payment shall be as follows:
$100,000 x.33 x [(37 x .0012) + (3 x .0095)] = $2,405.70
The Commission should, as a condition of approval, require the applicant to pay
this $2,405.70. cash-in-lieu payment prior to issuance of a building permit.
STAFF COMMENTS: SPECIAL REVIEW, OFF-STREET PARKING REQUIREMENTS
No development subject to special review shall be permitted unless the
Commission makes a determination that the proposed development complies with
all standards set forth below.
B. Off-street parking requirements. Whenever off-street parking
requirements of a proposed development are subject to establishment
and/or mitigation via a payment in lieu by special review, the development
application shall only be approved if the following conditions are met:
1. In all zone districts where the off-street parking requirements of a
proposed development are subject to establishment and/or mitigation by
special review. the applicant shall demonstrate that the parking needs of
the residents, customers, guests. and employees of the project have been
met, taking into account potential uses of the parcel. the projected traffic
generation of the project, the projected impacts onto the on-street
parking of the neighborhood. its proximity to mass transit routes and the
downtown area, and any special services, such as vans, provided for
residents, guests. and employees.
22
Staff Finding'
The applicant has represented forty-three (43) parking spaces on site. According
to the AHl-PUD zone district the maximum number of spaces required shall not
be more than forty-three (43), considering the proposed mix of housing units. The
Commission should, as a condition of approval, require the owner to maintain
forty-three (43) parking spaces available to residents year round, without the
encroachment of snow storage, or other obstructions. The Commission should
also, as a condition of approval, require the applicant to post, or otherwise denote,
the drop-off area as 20 minute temporary parking and all other vehicular access
ways as no parking areas.
2. In all zone districts, where the off-street parking requirements may be
provided via a payment-in-lieu . . .
Staff Finding'
The AHI-PUD zone district does not allow a payment-in-lieu to meet the parking
requirements.
3. Off-Street parking provided for multi-family dwelling units which do not
share a common parking area is not required to have unobstructed
access to a street or alley. but may consist of garage area. parking strip
or apron provided that the applicant demonstrates that adequate
landscaping will be installed to reduce the parking's visual impact.
Developments consisting of three or more dwelling units shall install
one (1) planter buffer per three parking spaces. Planter buffers shall be
a minimum often (10) feet long by two and one-half (2-l/2) feet wide by
two (2) feet high unless otherwise varied by the Commission. The
location and dimensions of the planters may also be varied by the
Commission based on site specific circumstances provided that no fewer
than one (1) planter buffer is provided per three (3) off-street parking
spaces. Multi-family projects using this provision shall access parking
from the alley. if available.
Staff Finding:
The proposed parking is entirely within a common area. Using the above
standards, the applicant must provide 14 planter buffers. The Commission may
vary the dimensions and location of these buffers.
The applicant has represented twelve buffers. Technically, the number of buffers
represented is insufficient. At the same time, however, the buffers provided are
larger than required and could be described as several buffers each. Staff feels
that the intent of this standard, to break-up what would otherwise be an
undifferentiated sea of parking, has been met by the applicant. The Commission
should, as a condition of approval, require the applicant to landscape these buffer
areas with trees to further differentiate this parking area visually, and to provide
summer shade. The Parks Department has not commented on this requirement.
23
RECOMMENDATION:
The Community Development Department recommends approval of the
amendment to the Official Zone District Map, conceptual and final Planned Unit
Development, subdivision, and special review for the Aspen Country Inn, with the
following conditions:
1. The following amendments to the approved Final Plat and PUD for the Maroon Creek
Club, Book 33, Page 4, and to the Subdivision Improvements Agreement for the
Maroon Creek Club, Book 730, Page 608, shall be made.
A.
In Section 2. (which begins on Page 2 of the agreement) the "Description of
Project" shall be amended to include on Page 4 a new item (iv), to read as
follows:
"(iv) Affordable Housing. On the south side of Highway 82, the Aspen
Country Inn shall be remodeled into an affordable housing project,
consisting of approximately forty (40) multi-family rental units, including
four (4) studio units, thirty-three (33) one bedroom units, and three (3)
two bedroom units."
B.
In Section 3 (which begins on Page 5 of the Agreement) the "Project
Construction" shall be amended by the addition of the following language to
Section (a):
"All direct and indirect references to the demolition of the Aspen Country
Inn (including the direct reference in Section 3. b) shall be deleted and
shall be replaced by approval to convert the Aspen Country Inn to
affordable housing, with development associated with said conversion
anticipated to occur during 1997."
C.
In Section 15 (which begins on Page 14 of the Agreement), subsection (e)
shall be amended as follows (new language in bold, language to be deleted
has been struck out):
"Upon demolition final approval of this PUD amendment by the City
Council and filing of all appropriate documents with the County
Clerk and Recorder, of the .A.sllen Country Inn and provided sUCH use is
not later restored in accordance 'Nitll Section 7 1.13 of tlle Coae, that
certain Agreement dated June 1, 1981, and recorded in Book 431 at Page
221 (and exhibits thereto) between the County and James A. Latham d/b/a
Pomegranite Inn shall be terminated and extinguished."
24
This same amendment shall be made to Plat note #20, filed in Plat Book 34,
Page 23.
All changes to said documents shall be reviewed by the City Attorney and the City
Manager before recordation.
2. The applicant shall enter into a contract with the City of Aspen, and any appropriate
utility agencies, for any utility improvements necessary for adequate service. Any
contract with the City shall be approved by the City Attorney and City Council prior
to issuance of a building permit.
3. Any additional utilities, or replacement of utilities, shall meet the design standards of
Section 26.88, and shall be approved by the City Engineer and the relevant utility
agencies before construction. All utility easements shall be delineated and described
on the final plat.
4. The replaced water service line, sewer service line and all other necessary utilities and
site improvements shall be provided prior to issuance of a certificate of occupancy.
5. The dimensional requirements shall be those ofthe AHI-PUD zone district and as
follows:
a. Minimum distance between buildings No requirement
b. Maximum height (including viewplanes) 30' to the peak of the lobby
area(19' to the mid-point) and 22' to the ridge of the residential wing.
c. Minimum front yard 100'
d. Minimum rear yard 15'
e. Minimum side yard 25'
f. Minimum lot width As represented on the final plat
g. Minimum lot area 169,884 square feet
h. Trash access area 10' wide minimum
i. Internal floor area ratio No requirement
j. Minimum percent open space 25%
6. Before issuance of a building permit, the applicant shall comply with all aspects of
the Residential Design Standards, Section 26.58 of the Code.
7. Prior to issuance of a certificate of occupancy, the applicant shall provide a legal
instrument of common interest describing the continual care and maintenance of open
spaces, recreational areas and communally-owned facilities and private streets in
compliance with Section 26.88.
8. The applicant shall landscape with trees the parking buffers and landscape the center
of the traffic circle. The applicant shall take into consideration the replacement of the
existing sewer line, and landscape this area with soft landscape treatments only.
25
9. All lighting of the subject parcel shall be downcast with a standard fixture approved
by the Community Development Director and arranged in such a way as to prevent
direct glare or hazardous interference with adjoining streets or lands.
10. Prior to issuance of a building permit, the applicant shall mitigate problematic traffic
movements associated with the proposed traffic circle, as expressed by City Staff.
The Fire Marshal shall review and approve any changes to said traffic circle.
11. Prior issuance of a building permit, the applicant shall sign a curb, gutter, and
sidewalk improvements agreement with the City.
12. Prior to issuance of a building permit, the applicant shall have the building tested for
asbestos. Any abatement measures necessary shall be performed by a certified asbestos
removal firm.
13. Prior to issuance of a building permit, the applicant shall meet design standards set
forth in Section 26.88.040. as applicable.
14. Prior to issuance of a building permit, the applicant shall obtain the appropriate
approval from the Colorado Department of Transportation.
15. A trail easement shall be provided for the proposed trail. This easement shall be
recorded and described on the final plat.
16. Prior to issuance of a building permit, the applicant shall submit a draft plat to the
City Engineering Department for evaluation with all applicable requirements of the
Code, make the appropriate corrections, and record a final plat.
17. The applicant shall monument the property boundaries, pursuant to Section 26.88 of
the Code, and delineate and describe all monuments on the final plat.
18. All utility meters and any new utility pedestals or transformers shall be installed on
the applicant's property and not in the public right-of-way. For pedestals, easements
must be provided. Building permit drawings must indicate all utility meter locations.
Meter locations must be accesible for reading and may not be obstructed by trash
storage.
19. Prior to issuance of a building permit, the applicant shall provide a drainage plan
compliant with the "Urban Runoff Management Plan". Any detention basins, or
other such drainage mitigation measures, shall be constructed prior to issuance of a
certificate of occupancy.
20. Prior to issuance ofa building permit, the applicant shall pay a $2,405.70 cash-in-lieu
payment for school land dedication.
21. The owner shall maintain 43 parking spaces available to residents year round, without
the encroachment of snow storage, or other obstructions. The applicant shall
26
designate in an aesthetically sensitive manner the drop-off area as 20 minute
temporary parking and all other vehicular access ways as no parking areas, especially
the access road to the Pomegranite Condominiums. The owner shall landscape the
parking buffer areas with trees to further differentiate the parking area visually, and to
provide summer shade. All parking spaces, snow storage areas, trash areas, and trash
access ways shall be clearly delineated on the final plat.
22. The applicant is fully subject to all reviews and approvals by the Aspen City Council
as required in the Municipal Code. In no way shall this approval imply approval of
the required reviews by the Aspen City Council.
23. All material representations made by the applicant in the application and during public
meetings with the Aspen Planning and Zoning Commission shall be adhered to and
considered conditions of approval, unless otherwise amended by other conditions.
RECOMMENDED MOTION:
"I move to approve an amendment to the Official Zone District Map, the
conceptual and final approval for a Planned Unit Development, Subdivision, and
special review for he Aspen Country Inn, 38996 Hwy. 82, with the conditions
listed in the Staff memo dated April 24, 1997."
ATTACHMENTS:
Exhibit "A" - Amendments to the application
Exhibit "B" - Application
Exhibit "c" - Agency Referral Comments
27
exA
AprIl I, 199i
CO[CNTRY INN
BREAK DOWV
WEST BUILDING:
(16) One Bedrooms at approximately 625 square feet
SOUTH BUILDING:
(11) One Bedrooms ... (6) at approximately 675 square feet (5) at
625 square feet
(2) Studios at approximately 330 square feet
the diagram given to Dave Tolen has the incorrect number of
studios on it, some will be combined to form one bedrooms a
more detailed drawing will be provided shortly.
EAST BUILDING:
(3) Two Bedrooms at approximately 775 square feet
(6) One Bedrooms at approximately 630 square feet
(2) Studios at approximately 330 square feet
per John Durso in .. phone conversariun 011 April I. 1 'J')";"
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,...l--~bit- 6
MEMORANDUM
TO:
Chris Bendon. Community Development Department
FROM:
Cindy Chnstensen, Housing Office
RE:
March 17, 1997
Aspen Country Inn Rezonilg, PUD, GMCS Exemption & Spec:al Review
ParcellD No. 2735-~12-02.oo1
DATE:
The Housing Office ill the applicant on thiS project. It is a 100% affordable hauling project to
contain 14 studio units, 21 1-bedroom units and 1 2-bedroom unit. These units will be Category 1
or 2 ow,.l1Ihip units.
This project was submitted with the mix col'ltlistent with the housing Beard policy.
-------
".--
MEMORANDUM
To:
Chris Bendon, Planner
Nick Adeh, City Engine~t
Chuck Roth, Project Engineer C. 'f?-
Thru:
From:
Date:
March 28, 1997
Re:
Aspen Country Inn Rezoning, PUD, GMQS Exemption and Special Review
(parcel ID No. 2735-112-02-001)
I have reviewed the above referenced application, and I have the following comments:
1. Improvement Survey - The application did not include an improvement survey. The
application submittal is incomplete without a document that is specifically titled "improvement
survey" and that is wet signed and stamped by a surveyor registered to practice in Colorado. The
date must be within the past 12 months. In this case, a bus stop is not shown on the existing
conditions map. Also, there is no way of knowing if the applicant is proposing to construct on an
existing easement.
2. Monumentation - The status of property monumentation cannot be determined from the
submittals. The monuments must be set prior to issuance of a building permit and must be
indicated on the building permit application improvement survey.
3. Sidewalk. Curb & Gutter - The applicant must enter an agreement to construct sidewalk, curb
and gutter prior to issuance of a certificate of occupancy and provide recording fees.
4. Trash & Utilities - All utility meters and any new utility pedestals or transformers must be
installed on the applicant's property and not in the public right-of-way. For pedestals, easements
must be provided. The building permit drawings must indicate all utility meter locations. Meter
locations must be accessible for reading and may not be obstructed by trash storage.
5. Site Drainage - The existing infrastructure system is sub-standard and cannot adequately
convey storm runoff. We recommend that the site development approvals include the requirement
of meeting runoff design standards of the Land Use Code at Sec. 26.88.040.C.4.f imd that the
1
r
,
building permit application include a drainage mitigation plan and a report signed and stamped by
an engineer registered in the State of Colorado, submitted as part of the building and site plan.
6. Access - CDOT and City staff have previously discussed access to Highway 82. The two
existing accesses will be combined into one. We concur with your observation that the proposed
access be moved to the east some 240 feet to a point midway between the two buildings to split the
impacts of traffic equitably between the two buildings. Prior to issuance of a certificate of
occupancy, the entry should be illuminated with a standard fixture approved by the Community
Development Director.
Emergency access width of 20 feet must be maintained throughout the site. Turning radii of
50 feet must be provided.
During construction, provision must be made to maintain drainage on site and to prevent
construction vehicles from tracking mud onto the highway.
7. Bus Shelter - The applicant is advised to improve the public right-of-way adjacent to the
property by paving the bus acceleration and deceleration lanes as well as improving the bus shelter
area with lighting, landscaping and paved access to the applicant's property.
8. Trail Easement - The master trail plan includes a trail on the applicant's side of Highway 82.
Therefore the applicant should be required to grant a trail easement meeting standards established
by the Parks Department.
9. Parking Area - For purposes of air quality considerations, that is PM-I0 and non-attainment,
the parking area, driveway, and circulation roads should be required to be paved.
10. Snow Storage - The applicant is advised to consider snow storage areas in the site design and
to indicate the areas on the building permit application site plan.
11. Work in the Public Right-of-way - Given the continuous problems of unapproved work and
development in public rights-of-way adjacent to private property, we advise the applicant as
follows:
The applicant must receive approval from city engineering (920-5080) for design of
improvements, including landscaping, within public rights-of-way, parks department (920-5120)
for vegetation species, and streets department (920-5130) for mailboxes, street and alley cuts, and
shall obtain permits for any work or development, including landscaping, within public rights-of-
way from the city community development department.
M97,4 7
2
MEMO
To:
From:
Subject:
Date:
Chris Bendon
Ed Van Walraven, Fire Marshal
Aspen Country Inn ill #2735-112-02-001
March 12, 1997
Chris,
This project shall meet all of the codes and requirements of the Aspen Fire Protection
District. This includes but is not limited to the installation of approved fire sprinkler system, fire
alarm systems and provisions for adequate fire department appararus access.
Please call me if you have any questions or concerns.
ldl
7lspen ConsoiLdafed c5am!afion 7Jisfricf
565 ~orth Mill Street
Aspen, Colorado 81611
Tele. (970) 925.3601
Sy Kelly. Chairman
Albert Bishop. Tre:tS.
Louis Popish . Secy.
FAX #(970) 925-2537
Michael Kelly
Frank Loushin
Bruce Matherly, Mgr.
March 13, 1997
Chris Bendon
Community Development
130 S Galena
Aspen, CO 81611
Re: Aspen County Inn Rezoning
Dear Chris
The Aspen Consolidated Sanitation District has studied the line capacity of the collection system
that connects this property to our treatment facility and determined that downstream constraints
exist. Each project in this drainage area will be responsible for a proportionate share of the costs
of eliminating the downstream constraints At the time that our capacity study was completed it
was thought that this structure would be demolished.
FUlUre service would be contingent upon compliance with the District's rules. regulations, and
specifications which are on file at the District office. The total connection costs could be
estimated once detailed plans are available and the dwelling units are available for inspection.
The existing service line to the current strucrure must be replaced. A site survey should be
conducted to identify, mitigate or eliminate surface improvements (berms, landscaping, parking
areas, driveways) that impact our ability to maintain the public sewer system which traverses the
site.
Please call if you have any questions.
Sincerely,
'&.--~ 1-v-~~~6
Bruce Matherly
District Manager
EPA Awards of Excellence
1976.1986. 1990
Regional and National
~ya
'--i___--..
7'__
MEMOR.\l~"DUM
DATE:
March 19, 1997
SlJBJECT:
Chris Bendon. Planner. Communiry Developrnent Department
~
Dan Blankenship, General Manager W
Aspen Country Inn Rezoning, PUD, GMQS Exemption & Scenic
Foreground Review
Parcel ID No. 2735-112-02-001
TO:
FROM:
I have reviewed the above referenced development application, submitted by the
AspenlPitkin counry Housing Authoriry, as it relates to impacts upon the public transit
system. In general the projected impacts on RITA will be minimal as is explained in
more detail below.
By applying trip generation rates developed in the Institute of Transportation Engineers
(ITE), Trip Generation Reoort, Fifth Edition 1991. and transit trip reduction credits
allowed by the Pitkin County Road Management and Maintenance Plan, it is estimated
that the proposed affordable housing project will generate approximately 77 transit trips
per day (Exhibit A). Of this number 6 transit trips would be generated during the
afternoon peak hour, which is when transit demand is generally greatest.
It should be noted that the Aspen Country Inn is currently being used for employee
housing, so there may not be a significant net increase in transit dernand due to its
conversion to affordable housing. Additionally, even though the creation of affordable
housing in this location may result in a net increase in transit demand, the increase may
potentially be offset by reductions in demand in other locations.
Nonetheless, assuming the estimate of transit demand found at Exhibit A represents
100% new.transit demand, it does not appear that this project will have a significant
impact on the capaciry of the public transit system. Currently, during the winter and
summer seasons, the Airport park and ride shuttle operates on 10 - 15 minute headways
during the peak hours and has significant excess capaciry available. The Aspen Country
Inn is not currently a stop for the Airport park and ride shuttle, but it could conceivably
become one. Additionally, valley buses operate on half-hour frequencies throughout the
day on a year-round basis, and there is generally excess capacity available on the valley
local buses which now stop regularly at the Aspen Country Inn.
In the future, when light rail service is implemented, residents of the proposed affordable
housing project may need to walk to the Buttermilk station for transport to/from Aspen or
down valley, so consideration should be given to the provision of safe access for this
purpose. In the interim, consideration should be given to the provision of paved and
lighted bus stops on Highway 82 adjacent to the proposed housing project. No paved bus
stops currently exist at this location. As a result, considerable amounts of dust are created
when buses pull off the highway to pick up or drop off passengers. Lighting will enable
motorist to see pedestrians/passengers crossing the highway at night and also help bus
drivers to identify passengers waiting for buses.
This concludes my comments on this proposed affordable housing development. Please
let me know if you have questions.
2
ell 01
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MEMORANDUM
To:
Chris Bendon. Planner
From:
Nancy MacKenzie, Environmental Health Officer
~[~
Date: March 24, 1997
Re: Aspen CountrY Inn ReZoning PUD, GMQS Exempt. & special
ParcellD # 2735-112-02-001
====~==========================================
The Aspen/Pitkin Environmental Health Department has reviewed the land use submittal under
authority of the Municipal Code of the Citv of Aspen. and has the following comments.
SEWAGE TREATMEN7 AND COLLECTION: Section 11-1.7 "It shall be unlawfUl for the owner or
occupant of any building used for residence or business purposes within the city to construct or
reconstruct an on-site sewage disposal device."
The plans to provide wastewater disposal for this project through the central collection lines of the
Aspen Consoliaated Sanitation District (ACSDl meet the requirements of this depanment. The ability
of the Aspen Consolidated Sanitation District to handle any increased flOW, if there will be an
increase, for the project should be determined oy the ACSD. The applicant has failed to provide
documentation that the applicant and i:he serJice agency are mutually bound to the proposal and
thai: the service agency is capable of serving the development.
, A' condition of approval for this project should be that the applicant shall provide
documentation ....that the applicant and the service agency are mutually bound to the
proposal and that the service agency is capable of' serving the development.:' as defined in
the Municipal Code of the City of Aspen.
ADEQUATE PROVISIONS FOR WATER NEEDS: Section 23-55 "All buildings, structures. facilities. parks,
or the like within the city limits which use water shall be connected to the municipal water utility
system."
The provision of potable water from the City of Aspen sYstem is consistent with Environmental
Health pOlicies ensuring the SUpply of safe water. The City of Aspen Water Department shall
determine if adequate water is available for the project. The City of Aspen water supply meets all
standards of the Colorado Department of Health for drinking water quality. The applicant has failed
. to provide documentation that the applicant and the service agency are mutually bound to the.
proposal and that the service agency is capable of serving the development.
A condition of approval for this project should be that the applicant shall provide
documentation ....that the applicant and the service agency are mutually bound to the
proposal and that the service agency is capable of serving thedevelopment.:' as defined in
the Municipal Code of the City of ASpen.
1
WATER QUALITY IMPACTS: Section 11-.1.3 "For the purpose of maintaining and protecting its
municipal water supply from injury and pollution, the city shall exercise regulatory and
supervisory jurisdiction within th~ incorporated limits of the City of Aspen al)d over all streams
and sources contributing to municipal water suppli'es for a distance of five (5l miles above the
points from which municipal water supplies are diverted." water quality impacts are possible.
from both surface runoff drainage and from runoff from the stable area.
DRAINAGE
A drainage plan to mitigate the Water quality impacts from drive and parking areas will be evaluated
by the City Engineer..
AIR QUALITY: Sections 11-2.1 "It is the purpose of [the air quality section of the Municipal Code! to
achieve the maximum practical degree of air purity possible by requiring the use of all available
practical methods and techniques to control, prevent and reduce air pollution thrOughOut the
city..." The Land Use Regulations seek to "lessen congestion". and "avoid transportation demands
that cannot be met" as well as to "provide clean air by protecting the natural air sheds and
reducing pollutants".
The major concern of our department is the impact of increasing traffic in a non-at"cainment area
designated by the EPA. Under the requirements of the State Implementation Plan for the Aspen
area, PM-10 (which comes almost all from traffic driving on paved roads) must be reduced by 25% by
.1997. In order to achieve that reduction. traffic increases that ordinarily would occur as a result of
development must be mitigated, or else the gains brought about by comm!Jnity control measures
will be lost. In addition, in order to comply with the municipal code requirement to achieve the
maximum practical degree of air purity by USing all available practical methods to reduce pollution,
traffic inGeasesof development must be offset. In order to do this. the applicant will need to
determine the traffic increases generated by the project. commit to a set of control measures, and
show that the traffic decreased by the control measures is at least as great as the traffic increases of
the project withOut mitigation.
Part of the Maroon Creek Club PUD took credit for demoliShing the Aspen countrY Inn and
terminating all use: Therefore, we need to look at this as new development on bare land, so the
impact on air quality of the proposed 36 (or liD?) units will have to be mitigated.
The application does not address the impacts this new project will have on PM10. The applicant will
need to first determine the traffic and PM10 increase from the project. and. then impiement
enough mitigation measures to prevent air pollution from this project.
. .
. The applicant is referred to Institute of Transportation Engineers (lTE) Trip Generation Report. Fifth
. Edition for trip generation rates to be used for various types of development projects.
Then proposed mitigation measures will have to be evaluated to ensure they will fUlly offset any
. increase in traffic and PM10
. The units are supposed to be 100% affordable housing units. However. we have heard that nothing
is actually finalled as far as number of units, who will be eligible for these units.. or if they will be
owner occupied or rental units. Lateiy we have heard that all units will be rental units and that they
2
will only be rented to seniors citizens, and that there will be 40 units. not 36. But this is not stated in
the application.
So these details will have to be settled before the impact on air quality by this development can be
determined. The.lTE Trip Generation Report estimates the nu'mber of vel1icle trips likely to be
generated by a particular land use. The "Pitkin County Road Management & Maintenance Plan" uses
the ITE Land use Code 210 for all affordable housing units including condominiums and apartments.
This rate is 955 trips per dwelling unit per day. The ITE estimate for "Elderly Housing" is 2.6 trips per
unit on a weekend. This is based on only four srudies in the 1980's and some of these elderly hOusing
projects are self-contained with on-site medical facilities and retail ShOps. The estimate' for "Nursing
Homes" was 2.60 trips per unit per day. This type of facility is not close to what is being proposed. "
Low Rise" ( one or two floorsl, rental units average about 6.6 trips per unit, and this might be closer
to this proposed project.
We contacted other agencies in Denver and they had no specific trip generation numbers available
'for 'senior, rental units.. It is. difficult to judge the number of trips per day that these units'will
generate. especially if' they are all or partially 'senior, rental'. In our judgment, since the proposed
units are mainly studio and one-bedroom units. it might be appropriate for this specific project to
propose using the 6.6 trips per unit figure for "Low-Rise" if there are regular employee housing units
in this project. And it would be realistic to take an average of 2.6("ElderIY Housing") - 6.6 ("Low'
Rise") /2= 4.6 trips per unit for any senior hOUsing units in this project.
Per the "Pitkin CountY Road Management & Maintenance Plan", Affordable Housing Units located
within one half mile of a transit stop can use a reduction of 2.0 trips per day. So, retaining a bus
stop / rail stop on HWY 82 to serve this project and the pomegranate shOuld be par: of the
mitigation measures.
. There is no formal plan in the application for mitigation methods. We have heard that the applicant
is conSidering adding paved acceleration and deceleration lanes to Hwy 82 at the entrance to this
project. but no formal letter of commitment between the applicant and COOT has been received to
document this commitment and the acceptance of it by COOT,. Then the required length of this
paving would need to be specified to be able to figure the credit given in reducing PM10.
It has alSo been said thatthe road into this project and the parking area will be paved_ The specific
length of the road and the parking areas would need to be provided to determine the reduction in
PM10 emission from this paving as compared to if it remained dirt or gravel.
We recommend that a condition of approval be that prior to issuance of any building
.permits or use of the facility, the applicant provide proof to the Aspen/Pitkin
Environmental Health Department that proposed mitigation measures are sufficient
to offset increases in PM,. and traffic caused by the project.
FIREPLACEiWOODSTOVE PERMITS In metropolitan areas of Pitkin CountY which includes this site,
buildings may have two gas log fireplaces or DNO certified woodstoves (or 1 of each> and unlimit~d
numbers of decorative gas fireplace appliances per building. New homes may NOT have wood
burning fireplaces. nor may any heating device use coal as fuel. Bams and agricultural buildings may
not install any type of fireplace device. The application states that all existing fireplace will be
removed and no new fireplace~ will be added.
3
..".~.n~.~..~__~_____"-';'-'____^".'~'.'_._" _
A condition of approval should be that the affordable housing units include in their deed
restrictions or their covenants that no gas log. fireplaces _and no certified woodstoves
may be installed, as represented in the application.
DEMOLITION Prior to demolition the applicant should have the building tested for asbestos, and if
any is present, should consult the Colorado Health Department regarding proper removal. In any
public or commercial building, before any demolition involving any material put in before 1986
(besides concrete, bricks, or steell the state. must be notified and a person licensed by the state
. to do asbestos inspections must do an inspection_ Enough time should be allowed for the
. inspections. sample collecting, sample analysis,and to have the report written. If asbestos is
present, it must be removed by a licensed asbestos removal contractor. It must be disposed of in
a licensed landfill. A state asbestos abatement permit must be obtained by this contractor.
Prior to demolition the applicant should have the building tested for asbestos, and if any
is present, should contact this Department regarding proper removal.
FUGITIVE DUST A fugitive dust control' plan is required which includes. but is not limited to fencing,
watering of haul roads and disturbed areas, daily cleaning of adjacent paved roads to remove mud
th~t has been carried out. speed limits. or other measures necessary to prevent windblown dust
from crossing the propertY line or causing a nuisance_
obtaining this permit is a condition of approval of the building permit for this project.
CONFORMANCE WITH OTHER ENVIRONMENT AL HEALTH LAWS:
NOISE ABATEMENT: Section 16.1 "The city council finds and declares that noise is a significant
source of environmental pollution that represents a present and increasing threat to the public
peace and to the health, safety and welfare of the residents of the City of Aspen and it its visitors.
. .....Accordingly. it is the policy of council to provide standards for permissible noise levels in
various areas and manners and at various times and to prohibit noise in excess of those levels."
DUring construction, noise can not exceed maximum permissible sound level standards, and
construction cannot be done except between the hours of 7 a.m. and 10 p.m.
It is very likely that noise generated during the construction phase of this project will have some
negative impact on the neighborhood. The applicant should be aware of this and take measures to
minimize the predicted high noise levels.
4
chr1sb, 11:28 AM 4/8/97, Re: Pomegranate Inn--Water Ser
To: chrisb
From: Phil Overeynder <philo@commons.aspen.co,us>
Subject: Re: Pomegranate Inn--Water Service Needs
Cc: geraldd,marko,leel
Bcc:
X-Attachments:
Chris,
I am forwarding you a copy of prior correspondance on water service needs
for the Aspen Country Inn (formerly Pomegranate) as part of your
development review. We have some existing problems that need to be dealt
with in this area prior to redevelopment of the Inn as housing units. These
stem from the City's water' service agreement (WSA) with the Maroon Creek
Club (Pearce) which envisoned abandonment of this structure with concurrent
abandonment of the existing substandard distribution system serving the
inn. The balance of the system in this area has been or will be upgraded to
current City of Aspen standards under the WSA with Pearce.
The City of Aspen has the capacity to serve this development provided the
recommended system upgrades are made.
>Date: Tue, 25 Feb 1997 11:10:33 -0600
>To: davet
>From: Phil Overeynder <philo@commons.aspen.co.us>
>Subject: Re: Pomegranate Inn--Water Service Needs
>Cc: steveb,geraldd,marko,leel
>
>Dave,
>
>1 got a quote on this work. The total cost will depend on exactly how the
service lines are tied in to the structures and there are several options
on how this could be done. For budget purposes, I believe it will cost up
to $40,000. Of this, approximately $13,000 is related to work necessary to
abandon the redundant 10" main fronting these units. The Water Fund will
pay these costs from our mainline repair and replacement program. The
balance of the costs are associated with the service lines and would be the
responsibility of the property owner.
>
>We will probably do the work on the old main regardless of the
participation of the property owner or Housing Authority with respect to
replacement of the service lines. The last time this main failed we had a
repair bill for $30k! Also with the potential realignment of the highway in
this area we will be ahead to do this wo~k before the highway is moved.
>
>The cost of doing both the main and service lines under a single contract
would be lower than doing it at different times, but I don't know how much
would be saved. If you are pursuing purchase and want to participate in
repairing service lines let me know. Thanks,
>
>Phil
>
>>X-Sender: davet@commons
>>Date: Mon, 13 Jan 1997 13:21:22 -0700
>>To: Phil Overeynder <philo@commons.aspen.co.us>
>>From: Dave Tolen <aspen.co.us>
IPr1nted for Ph11 Overeynder <ph11o@aspen.co.us>
1
chr1sb, 11:28 AM 4/8/97, Re: Pomegranate Inn--Water Ser
>>Subject: Re: Pomegranate Inn--Water Service Needs
>>
>>Phil:
>>
>>Thanks for the info. I should get together with you on this some time in
>>the next three weeks or so, once we have the overall land use application
on
>>track and we are sure we are going ahead. I'll get in touch then. Thanks
again!
>>
>>Dave
>>
>>At 03:06 PM 1/9/97 -0700, you wrote:
>>>One factor to consider in the improvement costs for the Pomegranate is
the
>>>existing water service for the area. The mains and water service lines
are
>>>old, substandard and subject to failure.
>>>
>>>The Water Dept has an agreement with Pearce to abandon those sections
that
>>>were subject to failure because it was anticipated that the structure
would
>>>be demolished. This was scheduled to happen as one of the last
construction
>>>related items for the Maroon Creek Club since the inn was being used to
>>>house construction workers.
>>>
>>>If the structure is to be retained, I would recommend that a number of
water
>>>related improvements be made to adequately serve the upgraded structure.
>>>These include abandonment of the 8" main and provision of a new
connection
>>>to the newer 16" transmission main fronting Highway 82. We will also
replace
>>>the existing inadequate hydrant. I will get an estimate on these costs
and
>>>we should discuss the most appropriate way to finance.
>>>
>>>A related item I would suggest looking into is whether the fire dept
will
>>>require a fire sprinkler system for the upgraded structure. If they do,
it
>>>will likely require a new water service line adequately sized for the
>>>sprinkler system design. Even without this requirement you may want to
check
>>>into replacing the service line since we understand it is galvanized and
in
>>>poor condition and will likely fail within the next 10 years. I will get
a
>>>separate quote on the cost of a new service line if you'd like that
info as
>>>well.
>>>
>>>
>>>
IPr1nted for Ph11 Overeynder <ph11o@aspen.co.us>
2
AGENDA
ASPEN PLANNING AND ZONING COMMISSION
SPECIAL MEETING
TUESDAY, APRIL 29,1997,4:30 PM
COUNCIL CHAMBERS, CITY HALL
1. COMMENTS
A. Commissioners
B. Planning Staff
C. Public
II. MINUTES
III. NEW BUSINESS
A. Aspen Country Inn Rezoning, PUD, Subdivision and Special Review, Chris
Bendon (cont. from 4/15/97)